Councillor Sutton presented the Overview of the Flexible Nature of the Local Plan for the District including issues related to North-East March and Estover Road Playing Field report, stating that this report was important to the council and the local community and wanted to ensure that the facts within the report were clear to all present at the meeting
The Fenland Local Plan was adopted by Full Council on 8 May 2014. From the outset in March 2011 Members were very keen to see a short, pro-growth, flexible Local Plan put in place which would be the main driver to encourage new development in Fenland and provide 11,000 homes and 7,000 jobs in the District up to 2031. Throughout this development, flexibility to encourage and not discourage development was the key aim of the Plan; this approach was fully supported by Members. The adopted Local Plan fully aligns with the original aspirations of Members and has been endorsed by Central Government. Production of the Local Plan involved non-derivative versions dating back from March 2011, these were all subject to consultation on five separate occasions which allowed policies to be defined and reconsidered. The development of the policies also involved Members both informally and at all Member briefings and the community development group and more formal public meetings such as Cabinet and Full Council.
From the outset there were to be no specific allocated sites or area development boundaries around any market town or village which was a radical move from traditional plan making. During its production however, large scale strategic allocations and broad locations were introduced to provide for about 6,500 dwellings out of a total number of 11,000. In order to make up the remaining numbers and because no others allocated sites were to be identified it was important for the Plan to be flexible in terms of where sites would come forward. As a result LP4 Part B sets out that any site of more than 250 dwellings around market towns would be considered as a possible candidate for development as long as all other policies in the Plan such as Local Flood Risk and infrastructure were met. These so called windfalls were to supply about 2,000 dwellings out of the 11,000; the remaining 2,500 dwellings comprises sixty planning permissions not yet built and dwellings built since April 2011 which was the official start of the planning period.
In May 2013 Full Council agreed to the removal of strategic allocation for 450 dwellings in north-east March however the motion agreeing to its removal did not alter the flexible nature of the plan in that up to 249 dwellings could still come forward for consideration in and around any of the four market towns as long as all other policies were satisfactorily addressed. It was never the intention to alter the flexible nature of the plan at this stage which was fundamental to its purpose but simply to remove a very large strategic allocation from the document. This approach was recognised by the Planning Inspector who examined the Local Plan and referred Members to paragraph 2.34 in the report; this statement by the Inspector which was part of a full report included within the Cabinet and Council papers on the 8 May 2014 when the Local Plan was considered and adopted makes it very clear that at no time did the motion result in a bar to all developments in north-east March and even pointed out that such unplanned windfalls could come forward in the north of March. Following challenge, a legal opinion of the soundness of this approach has since been provided by Counsel; Counsel makes it clear that a suggestion of a complete bar on development in north-east March would be most exceptional, unlikely to be lawful and would have been very unlikely to be supported by the Planning Inspector reconsidering the Local Plan. Members may ask whether there is any way that the policies in the Local Plan can be amended; there is not shortcut to amending any plan in an adoption of a Local Plan. There are regulatory steps that would be taken in which the process may require a complete re-run of the entire Local Plan for the District, could take two to three years and result in a significant cost to the authority. It should also be reaffirmed that it is unlawful to bar development via a planning policy in any specific area. Any development proposal would need to go through a democratic process with consideration given to all the adopted policies.
Overall, to amend the Local Plan itself, it is time consuming, expensive and not without significant risk in that the whole Plan would be up for challenge and such an approach would dictate that the currently approved Local Plan would remain in force until the new replacement is adopted. To reconsider the very recently adopted Local Plan at this stage is therefore strongly not recommended.
An update on discussions between the three tiers of Councils, Cambridgeshire County Council, Fenland District Council and March Town Council - a meeting was convened by the Leader of the Council and held on 5th September 2014 attended by senior members and officer representatives from the three authorities. Various issues were discussed, including the clarity of the Local Plan process along with Cambridgeshire County Council representatives providing their thoughts around the potential vision of some level of housing development to help contribute to the provision of enhanced sports and leisure facilities for the area. Concerns were subsequently expressed by March Town Council, local Member Councillor Peter Tunley and local resident Mr Trevor Watson and a representative of Estover Playing Field Committee, relevant written responses have been given and meetings have been held with certain parties, such responses have been consistent with the information outlined in the report. In the interim the Council has received a request from March Town Council to process the Asset of Community Value application for Estover Playing Field and this was agreed by the Cabinet on 23 October 2014.
In summary, the windfall policy allowing up to 249 dwellings be considered relates to all four market towns and is integral to the flexible nature of the Local Plan. The policy would also be relevant in the north-east area of March however; any proposal to develop an area of public open space such as Estover Road would also need to satisfy the strict criteria of paragraph 74 of the LPGA in relation to loss of open space and any compensation that might be required as a result. Finally, no formal planning application has been received for land in the north-east area of March. Should any application be submitted, the Council would assess each proposal on its own merits, taking all policies and considerations into account any such proposal would also be subject to a full consultation and stakeholder engagement process.
Councillor Sutton stated that he trust this information would provide an update on the current situation and asked that the findings be noted as set out in the report.
This was proposed by Councillor Melton and seconded by Councillor Clark.
Councillor Melton explained that although he had stated at that the previous Full Council meeting was the last one he had intended to attend that he felt so strongly about this issue that he felt he should attend and contribute to the debate. He stated that he would like to endorse every single word that Councillor Sutton had read out as that was as he understood it when he moved the Motion, when he drove through the Core Strategy which in turn was endorsed by the Planning Inspector and commented upon personally by the Secretary of State as one of the best and robust Core Strategies that had ever been written and at that time was one of the few that had been written. He stated he found it insulting that the emails were circulated to his fellow Conservative Members that make a point that they have not read or understood or that it was rubbish or that it should be ripped up. The endorsement has come right from the top and this should be remembered and Members should not be using social network sites and outside bodies to criticise this council.
Councillor Melton stated he had been fully aware of the Windfall Policy which has been in used by this Council, developers since the 1980s; these are sites that come forward that are not necessarily in the District Wide Plan or the emerging Core Strategy and the Planning Committee have to weigh up what the advantages are to the community in allowing these to be approved. In many cases they are approved and in Chatteris, Councillor Melton stated he had built 56 houses on windfall sites because it was unallocated and this was to provide affordable homes to the community and this has gone on for years and this is nothing different, 250 is nothing different but what is different and so annoying is that it is being cynically exploited by a body that should know better and is trying to ride rush shod over the elected members who have made that decision. He stated he could understand a developer coming forward and trying it on but a public responsible body should know better.
Councillor Melton stated that when this went through previously, there was one key aspect which was the lack of infrastructure in Station Road which made him think hard and move the amendments that he had. He stated that Councillor Curtis used the same argument to turn down the Drybread Road application on 17 March 2010; these are exactly the same arguments that would be used if anyone puts in a planning application in north-east March because although the Core Strategy replaced the District Wide Plan the same spirit remains.
Councillor Melton explained that a public body has a duty to consider the well-being of the community but also has to look at getting best value for the council tax payers. He stated he realised that Cambridgeshire County Council were strapped for cash and could understand their proposal if there were no other way forward but they are the freeholders of substantial tracts of land around March; particularly to the west of March which is allocated and could be brought forward. He stated he was on record of having discussions with the two previous leaders of Cambridgeshire County Council, their Chief Executive and Alex Plant to advise them that if they wanted capital receipt then to bring this land forward first, its beside the bypass, the infrastructure is there, Fenland could do with the Section 106 monies and the County could do with the capital receipt. There were three major developers after that land and Cambridgeshire County Council would not talk to them but the market has now changed and he suggested that Cambridgeshire County Council went back to talk to the development industry and sell that land so that it becomes a value to the community.
Councillor Melton added that Councillor Sutton had stated that if this was dragged out then it would be a significant cost to the Council which in turn is a cost to the people of Fenland as this would be council tax money; if the Core Strategy is put to one side then it could hold up significant development within Fenland for five years, which would mean no new homes bonus, no Section 106 monies therefore it is essential that Members endorse this report. Cambridgeshire County Council in this instance is being at best naive and at worst totally destructive.
Councillor Tunley stated he had listened to Councillor Melton and endorsed most of what he had said and then stated he would go through the report and mention certain items within it:
- the report had been prepared in hindsight and appears to be playing catch up;
- 2.4 states that this was a radical departure from conventional plan making; were Members aware of this as he didn't think they were;
- 2.6 Policy L4 of the Local Plan, now referred widely (and informally) as a windfall developments; where does an LP4 refer widely to windfall, he didn't think it did;
- 2.8 states, in effect, Fenland was proposing a 100% windfall approach to meet its planning target. This was a unique proposal nationally but embraced by all Members; was that the case, did all Members embrace what we are now being told is a radical and unique approach to the Plan or was this statement made in hindsight, do we really want this Council to embark on this experimental approach towards plan making in Fenland;
- 2.9 states the flexible nature of the Plan enabled any site to be potentially considered for development; were Members fully aware of the true implication of this statement given that Members are being told in this report that any land in Fenland could be subject to any application for up to 249 dwellings; can Members honestly say that they were fully aware of the implications of what they agreed;
- 2.13 refers that the phrase "windfall" was not specifically used but instead the phrase "Policy CS2 Part B sites" was used; what does this mean and where is this specific policy and plan;
- 2.14 Policy CS2 was renumbered CS4, and Policy CS4 Part B; how was this simplified;
- 2.14 states it was also clarified for the first time the 250 threshold for strategic site allocations;
- 2.15 states large scale housing proposals were 250 dwellings or more, and thus by default small scale sites were less than that; are Members expected to accept that statement "thus by default". By making that statement officers are accepting that Members were never advised that windfall could mean an application of 249 dwellings on any land in Fenland and that legally applications would have to be considered; is that sufficient information, did Members understand that by default they were agreeing to the possibility of planning applications or maybe a windfall development;
- The Inspector's Report found the Plan to be sound and recognised the radical approach and the importance to the windfall element as being integral;
- The Inspector will analyse what is presented before them and they will take on face value what they are presented with. The Inspector may have found it sound but does that mean the information presented to them is correct in every way. For example, did Members agree to the Plan having all the information available to them before it was presented to the Inspector;
- 2.41 states reasonably interpreted there was never intended to be any geographical restrictions on windfalls which indicates they could be anywhere; that is indeed inherent in the very nature of a windfall. What we are in dispute with is the interpretation that suggests that there could be up to 249 dwellings that clearly is out of step with national indication.
Councillor Booth stated that he had issues with the report and some of the statements contained within it. He thought it was somewhat selective in some incidences and was concerned with the nature of how the report was written. He was also concerned about the point that Councillor Sutton had made whereby he stated that it was fully supported by Members as this Local Plan has not been fully supported by all Members through the whole process as he has often raised concerns regarding elements of the Plan. He stated he was one of the first to raise concerns regarding Estover Playing Field being in the consultation documents and that he did raise the question that there was a lot of opposition from it and at the Overview and Scrutiny Committees where it was first discussed. Councillor Booth stated he has also raised concerns about the consultation exercises undertaken and that the numbers that set out the clear parameters were removed which was against the majority of the consultation comments, particularly in the rural areas; this was just an indication of why this policy is not as robust as it should be.
Councillor Booth stated his concerns:
- regarding the fact that Fenland is saying it has a windfall policy in LP4 Part B, of which he read out to Members and asked how many times that mentions windfall sites; it does not mention it. Other Councils have specific windfall policies and special planning policy documents that cover this process; is Fenland saying that theirs is based on two paragraphs where it does not even mention the word windfall which is not appropriate;
- he read out what windfall guidance was from the Planning Policy paper and explained that it states the allocations are not identified but it does not mention the scale but it does state these are normally previously developed sites and the discussion today is about a site that has never been developed therefore are Fenland saying that their policy would allow this as he did not think it should;
- regarding scale, other Council websites state the following:
- Dartford - 1 to 4 dwellings
- Tunbridge Wells - normally 48 per year
- Plymouth - 1 to 5 and 5 plus
- Peterborough City Council - 114 properties per year
- These scales are way out of keeping with what Fenland say is acceptable with their Local Plan
- Policy normally has either a positive or a negative obligation on someone, policy is not normally set by default. If this policy is looked at with the definition set by Officers then it could be said that out of town planning is perfectly acceptable with large scale supermarkets which the policy framework states is not sustainable development therefore stating that the policy is acceptable as it sets a default. You have to guess as it does not specifically state that windfall sites would be for sites not previously identified for up to 249 properties; which is the crux of today's issue - how open and transparent the Council have been for all to understand the policy. It talks about broad strategic locations only;
- The Legal opinion seems to be a little selective because the Motion that went before Council previously, stated that the windfall should be allocated to the rest of March, which implies that north-east March is not included which Legal Counsel seem to have missed out, we have paid for legal opinion and they have missed out a key word;
- It is fair to say that Councillors were not aware of what the windfall policy was and therefore this needs to be looked at again; with a specific windfall policy being the way forward from this. It was always part of this Plan that policies could be brought forward to cover specific issues and this needs to cover windfall because this does not just affect the Estover Playing Field, this could be applied to the rest of the district.
Councillor Booth stated with what was claimed in the report and the omissions the report cannot be support . In the report that went to Council on 30 May 2013 it stated:
- 1.15 that the Council no longer supported development in this area and specifically talked about north-east March; this paper supported the Motion therefore that is what Councillors based their decision on
- 1.26 states that the north-east March site is the least sustainable therefore from a policy perspective it said there should not be any development in this area;
- 1.32 states that one element of risk with the allocation of north-east March always was the issue of the playing fields, and the potential loss of them and whilst the Core Strategy as currently written strives to enhance such facilities, Members may feel that, on balance, the risk of loss (part or whole) of such facilities cannot be completed mitigates through policy and therefore, on balance, would prefer to not allocate the site and not risk the loss of the important facility - this is a key element.
Councillor Booth concluded by stating that Council should not accept the report in its current state and moved that a specific policy document should be developed that would cover windfall development in the future which can be done as part of the Local Plan.
Councillor Mrs Newell stated that the Review Team first discussed this in June 2011 and therefore Councillor Booth has had plenty of opportunity to bring his points forward, there have been various Cabinet and Council meetings and he has never brought these issues up until now. Councillor Booth expects the Council to go back to square one and spend a significant amount money when he has had ample opportunity to bring these points up. This document went before the Secretary of State and cannot be over-ruled and as far as she was aware there were no plans in for Estover Road and when those plans are submitted, then that is the time to discuss yes or no, not now.
Councillor Booth stated he wanted to move a motion to suspend standing orders to enable a full and frank debate, this was seconded.
The Chairman asked for a vote on the Motion to suspend standing orders; the Motion was defeated.
Councillor Jolley stated that he thought the Motion that Councillor Booth had put forward was for the Council to bring forward a policy on windfall. The Chairman stated there was a section following this item whereby a Motion is to be brought forward so he proposed to take a vote on the recommendation from the report and would look at the Motion later.
Councillor Melton wound up by saying he was quite happy and still was to propose the statement put forward by Councillor Sutton as it was absolutely right and robust and the inference again that all Members were thick and did not understand it he found totally insulting.
The Chairman asked all those in favour of the recommendation being noted.
Councillor Booth stated his amendment was for the Council to take forward a specific document regarding windfall to which the Chairman suggested this go forward under the item whereby Councillor Tunley puts his motion forward.
Councillor Booth insisted that he had moved a motion and this was seconded, the Chairman asked who was in favour of this motion to which Councillor Booth asked for this to be a recorded vote.
Councillor Garratt asked for clarification of the Motion being proposed to which the Chairman asked Councillor Booth to read out which Motion he was proposing. Councillor Booth explained that Members had the recommendation from the report and was asking that this Council takes forward and sets in motion a special policy document to cover windfall development within the Fenland District Council area; this was seconded by Councillor Patrick.
Councillor Tierney asked if the officers could clarify if that Motion was actually allowed to which Alan Pain, Monitoring Officer, responded stating that he would like to provide some guidance and clarity about these issues and explained that an advice note had been prepared in readiness for Councillor Tunley's motion but given the nature of Councillor Booth's motion that has now been brought forward then this would be the right time to bring this advice note to the attention of Members and then read through the note stating:
The following five points are intended to reinforce some of the detail which is contained in the summary report at Agenda item 13. Any motion should be considered against the following points:
- There is no 'short cut' to amending any policy in an adopted Local Plan and no motion today could achieve this.
- To revisit the local plan with immediate effect on the basis that it should bar or significantly alter any development in north-east March would not be lawful.
- The process for any policy review may likely require a complete re-run of the entire Local Plan for the District and would take a significant period of time (perhaps 2-3 years) and incur further significant costs.
- It should be remembered the currently approved Local Plan will remain in force until an amended version is formally adopted, following a comprehensive process of consultation and engagement. Any applications for development received during this interim period would need to be considered against the current Local Plan. Applications have to be considered in accordance with the development plan unless material considerations indicate otherwise.
- Any development proposal for Estover Playing Field site would have to be fully assessed against both the National Planning Policy Framework and the other policies of the Local Plan, including to the impact on public open space provision in the area. In addition the full planning process would have to be adhered to, including comprehensive public and stakeholder consultation.
He stated that in his role as Monitoring Officer, he would advise that Members are mindful of this note to help inform their discussions and before making any decision on the Motion before them.
If Members are minded to revisit the Local Plan, officers' recommendation would be for Members to allow Officers to go away and work up a detailed report setting out the relevant issues to bring back to Full Council.
The Chairman now stated that a vote would be taken to note the recommendation of the report given by Councillor Sutton.
Councillor Booth stated he wished to move an amendment to which the Chairman stated he could but it would need to be seconded.
Councillor Garratt asked if Councillor Booth could explain what his motion or amendment was again for clarification to which Alan Pain confirmed that the amendment to the Motion was:
- This Council to set in motion steps to take forward a policy for windfall development in the local area
Councillor Booth stated this was correct and that it would be a supplementary policy the same as the renewable energy document and development in high environmental areas.
Councillor Patrick seconded the Motion.
The Chairman then stated that the Motion was now open for debate.
Alan Pain stated this was a very complex subject and thereforeit was important that the Council is very mindful of the advice note that had been given earlier.
Councillor Cornwell asked if Members could be absolutely clear that what was being proposed is actually achievable.
Councillor Tierney stated he thought Councillor Booth's Motion could be handled without changing the Plan but remaining within the scope of the plan; would this be allowed to which Alan Pain stated these were complex issues and his advice was that to revisit any aspect could involve re-opening the entire plan and it was very hard to decide to do this on the spur of a Council meeting, which was why the advice note had been given out.
Councillor Mrs French stated she was concerned with what had been discussed and it was her understanding that when the Core Strategy was originally looked at in 2010/11 Members were told this would eventually be a fluid document and could be revisited as and when needed therefore was the advice just given was incorrect.
Councillor Booth clarified that what he was asking for was a supplementary planning document which a couple have already been issued for other specific areas and that Members had been informed that these could be developed; he was not asking to amend the Local Plan but for another supplementary document to sit on top of the Plan containing more context as to what was acceptable within a windfall development.
Councillor Sutton stated that supplementary planning documents that Councillor Booth has referred to were referenced within the Local Plan which stated they would come forward therefore that was expected. He stated that Councillor Booth was suggesting that Members should go against the legal advice they had been given which would not be lawful and therefore this would place the Council in an awkward position if the Motion went ahead.
Councillor Mrs French stated she did not think her question or other Members' questions had been answered and reiterated that when Members first looked at this in 2010 they were told that when it was appropriate it could be looked and yet now Members are being told this cannot be done for three and a half to five years; this was incorrect.
The Chairman again referred to the advice note given to Members stating that if Members are minded to revisit the Local Plan, officers recommendation would be for Members to allow officers to go away to work up a detailed report setting out the relevant issues to bring back to Full Council.
Councillor Owen stated that if this route was followed then the basis of how the Core Strategy had been built up was incorrect as Members had been told at the outset that it was a fluid document that could be added to or detracted from at any time and now there is legal advice stating that the information given then is wrong.
The Chairman replied stating that all points voiced at today's meeting had been recorded and taken into account but there was still the issue of the report given by Councillor Sutton.
Councillor Mrs French stated that questions had been asked and Members wanted answers to them to which Alan Pain responded stating that the reality of the questions were complex which rely on interpretations of planning policy and legal advice and therefore it was not possible to furnish Members with the answers as today's meeting. He asked Members again to read the advice note given out earlier that recommended Officers go away to work up a detailed report setting out the relevant issues to bring back to Full Council; he stated this was his recommended approach for Members to take, as Monitoring Officer, to help Members through this.
Councillor Melton stated he wished to endorse everything that has been said and that when the Core Strategy was set out there was to be fluidity in its approach and he thought the advice given by Alan Pain was absolutely correct; there is not the time to move the motion and accept it without proper and full consideration to what could be a very complex and very expensive issue. He therefore asked the Leader, through the Chairman, to instruct officers to go away and bring that report forward to Cabinet and subsequently to Full Council to enable it to be properly debated and voted on. To show the way forward, including the costs, complexities and the ramifications it could have for this Council but above all for the community in Fenland.
Councillor Yeulett stated he would completely support Councillor Melton and if that was a proposal he would second it; this would mean that Members were not committing to anything but instead asking officers to go away and come back.
Councillor Connor also stated that if that was a proposal then it would suit most of the Members as the Council do not want any extra costs.
Councillor Cornwell stated discussions had moved on from his earlier question and felt that if Members tried to make a decision today it would be extremely unwise other than to decide to take a look at this again further therefore accepting the recommendation of officers.
Councillor Melton formally put forward his motion which was then seconded by Councillor Yeulett.
Councillor Booth again stated that he had already put a motion forward that had been seconded by Councillor Patrick and therefore should be voted on.
Councillor Tunley stated that the Core Strategy does not specifically mention windfall and the report today makes no specific reference to windfall, it is only referenced by default and therefore people do not understand. He explained that Members were not made aware of the full implications of what was meant by windfall and he supported Councillor Booth's Motion as to have that detail from officers would be very helpful.
Councillor Booth stated that what Councillor Melton had said would go some way to what he would like to see happen and therefore welcomed it but he disagreed with officers about the fact that supplementary planning documents cannot be taken forward because that had happened already. He supported Council Melton's motion as long as it included looking into supplementary planning documents covering windfall.
The Chairman clarified that Councillor Booth had now withdrawn his motion and the motion to be voted on now was Councillor Melton's which was " If Members are minded to revisit the Local Plan, Officers recommendation would be for Members to allow Officers to go away and work up a detailed report setting out the relevant issues to bring back to Full Council."
Councillor Booth asked if Councillor Melton would be willing to include the feasibility of a supplementary planning document on windfall. Councillor Melton responded stating his proposal was very broad based and he was sure that officers would bring back all the information required to make an informed and proper decision; this was seconded by Councillor Yeulett.
The Chairman asked for all those in favour of Councillor Melton's proposal. The vote was taken and the Motion carried.
MOTION CARRIED - If Members are minded to revisit the Local Plan, Officers recommendation would be for Members to allow Officers to go away and work up a detailed report setting out the relevant issues to bring back to Full Council.